Transit Oriented Mixed-Use (Dallas, TX. c. Steve Hinds) Residential Mixed-Use Mid-Rise (The Queensway. c. DTAH))
Retail Commercial (Chicago, IL. c., Jongmu Lee) Office and Residential Mixed-Use (Hyattsville, MD c. DCMUD)
Office Commercial (Foundry Square, SF. c. Tim Griffith) Residential Mixed-Use (San Diego, CA c. lavitasd.com)
A mix of building types will house a range of land uses. Together they will Office and Parking (San Jose, CA. c. Paul Dyer) create a rich and varied built form (1035 Sheppard Avenue West, c. Build Toronto)
34 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 35 2.4 Heights - Street Wall Buildings
All buildings will help to shape and define the street wall edge to reinforce a pedestrian scaled urban place. Establishing a minimum height will ensure that new development contains and frames the public realm. Maximum heights will depend on building type and location.
Guidelines and Standards
R41. Ensure street wall buildings provide a consistent and contiguous street edge. R42. The minimum height for all buildings within Mixed-Use Areas will be 10.5 metres (approximately 3-storeys). Minimum height for buildings in Employment Areas (not along Avenues) is 7.5 metres. Minimum height for buildings in Employment Areas along Avenues is 10.5 metres. R43. The minimum ground floor height for all buildings will be 4.5 metres. The minimum height of new mixed use buildings is 10.5m R44. Streetwall buildings will vary in height between (3 storeys) to help frame the public realm (NYC. c. Lotek) three to seven storeys to create an interesting and variable composition for the public realm edge. R45. A taller podium height is encouraged along The Queensway, the West Mall and Evans Avenue to form an edge surround Sherway Garden Shopping Centre. 11 Storeys
Variable Streetwall height creates visual appeal for the Area Mid-Rise Buildings are recommended for the majority of the Study skyline and is encouraged.Nova Road Extension Boncer Drive Extension Area,Old North Queen Street no matter theNew Road ‘A’ land use (Sunnyvale Town Centre, Sunnyvale,Highway 427 CA. c. Noah Christman) Extension Nova Road Boncer Drive Extension Old North Queen Street New Road ‘A’ Highway 427
36 / Sherway Area Study / Urban Design and Streetscape Guidelines Podium/Streetwall Heights
7.5 metres min. to 10.5 metres max. (1-3 Storeys)
10.5 metres min. to 19.5 metres max. (3-6 Storeys)
16.5 metres min. to 22.5 metres max. (5-7 Storeys)
Podium Heights
36 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 37 2.5 Heights - Tall Buildings
Tall buildings have a symbolic nature and become focal points or landmarks in key intersections of the Study Area. That said, it is critical that they do not compromise the integrity of the surrounding public realm.
Tall buildings are only permitted at specific sites within R51. Podium heights will dictate streetwall edge and the Study Area. Any future tall buildings will be evaluated will follow the Podium/Streetwall Heights figure against the City’s Tall Building Design Guidelines. Tall on page 37. buildings are used to mark key intersections within R52. In all cases, the bases of tall buildings shall the Study Area and to identify those intersections as be no greater than 22.5 metres (approximately points of activity and in some cases gateways to the 7-storeys) in height and no less than 16.5 metres Sherway Area. Heights of tall buildings further reflect (5-storeys). this hierarchy, locating the tallest buildings at key R53. Tall Buildings will be designed to minimize intersections. shadow cast on the public outdoor spaces, parks and ravines and any natural spaces within Guidelines and Standards the vicinity of the Study Area.
R46. Tall buildings will be set back from the frontage to maintain a street wall as indicated in Section 2.6 Angular Planes, Transitions and Buffer Edges. R47. Buildings with greater heights are recommended at key intersections within the Study Area as defined. Absolute height limits and angular planes will regulate the heights of buildings. R48. Tall Buildings will not exceed 30-storeys in height. R49. Tall buildings are limited to key intersections (North Queen Street and The Queensway, The West Mall and The Queensway, The West Mall and Evans Avenue), acting as gateways and separated a considerable distance from the existing low-rise buildings, will be set back 4.5 metres from podium edge along The Queensway (Reference Tall Building Locations Figure on Page 39). R50. Mechanical penthouses will be incorporated into the overall design of the buildings.
Tall Building with 5-7 storey podium base example in Toronto on Queens Quay (RBC Building).
38 / Sherway Area Study / Urban Design and Streetscape Guidelines 16.5 metres min. to 22.5 metres max. (5-7 Storeys)
Tall Building Locations Existing tall building
Potential Tall building location (Maximum 30 Storeys)
Tall Building Locations
38 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 39 2.6 Angular Planes, Transitions & Buffer Edges
In the Study Area, the transitions between employment, commercial and potential residential uses will consider land use adjacencies to ensure comfortable transitions between uses and new development intensity.
R54. Within blocks that contain a variety of uses, R62. Low density retail, office uses and large format special attention is to be paid to the transition retail shall ensure comfortable transition to zones and buffer zones between the different adjacent Residential development. uses of the built form. This requires addressing R63. All new development will approach design from functional aspects of separation distances and a precinct perspective to ensure cohesive and heights, while maintaining a continuity of uses comprehensive precincts that contain functional along street edges, as required. blocks with sensible site organization. R55. Residential development adjacent to other uses R64. A 4.5 metre stepback is required for all will ensure appropriate separation distances buildings above the podium height along The and buffer edges. Queensway and all tall buildings and a 3.0 metre R56. A buffer land-use zone along the Highways will stepback for mid-rise buildings along other not include residential uses. streets, above the maximum streetwall height. R57. Townhouses or street-related units are R65. All built form will respect adjacent parks with encouraged to create a finer residential scale respect to sunlight and skyview access as per within the larger blocks and as a transition from City performance standards. the taller, more intense building types. R66. Angular Planes along the streets and transitions R58. Any new townhouse development shall adhere will follow the figures on the proceeding pages. to the City of Toronto Townhouse and Low-Rise Apartment Guidelines. R59. Mid-rise buildings shall define the frontages of the redevelopment blocks and will have a maximum street wall height of 22.5 metres (7-storeys) in height, where appropriate. R60. All new tall buildings shall adhere to the City of Toronto Angular plane and transition standards of the Tall Building Design Guidelines. R61. Development adjacent to parks or Natural Heritage areas will ensure comfortable separation distances and buffer edges.
40 / Sherway Area Study / Urban Design and Streetscape Guidelines Tall Buildings where permitted (subject to Tall Building 4.5m Design Guidelines) stepback
22.5m (approx. 7 storeys) Maximum Tall Building Base Height
16.5m (approx. 5 storeys) Maximum Base Building Streetwall
10.5m (approx. 3 storeys) Minimum Building Height
4.5m min ground floor
Retail Commercial or Residential Uses at Grade, where applicable
5.0m The Queensway: Setback Base for Tall Building Guidelines
36.0m (approx. 11 storeys) Maximum Mid-Rise Building Height
28.5m (80% of 36m) 45° 4.5m stepback
22.5m (approx. 7 storeys) Maximum Mid-Rise Building Streetwall
10.5m (approx. 3 storeys) Minimum Building Height
4.5m min ground floor
Retail Commercial or Residential Uses at Grade, where applicable
5.0m The Queensway: Setback Mid-Rise Building Guidelines
40 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 41 Tall Buildings where permitted (subject to 27.0m (approx. 8 storeys) Tall Building 3.0m Maximum Mid-Rise Building Height Design Guidelines) stepback 4.5m 21.5m (approx. 6 storeys) stepback Maximum Mid-Rise streetwall
45°
18.5m (approx. 5 storeys) Maximum Tall Building base
10.5m (approx. 3 storeys) Minimum Building Height
4.5m min ground floor
Retail Commercial or Residential Uses at Grade
West Mall (south of Queensway) min.3.0m min.3.0m Setback Evans Avenue Setback (27.0m Right-of-Way)
West Mall (south of Queensway) and Evans Avenue: Guidelines for Mid-Rise and Tall Building Bases
Tall Buildings where permitted 26.0m (approx. 8 storeys) (subject to Maximum Mid-Rise Building Height Tall Building Design Guidelines)
20.8m (approx. 6 storeys) 45° Maximum Mid-Rise streetwall 3.0m 4.5m Tall Building Base stepback stepback 13.5m (approx. 4 storeys) Maximum Tall Building Base streetwall
10.5m (approx. 3 storeys) Minimum streetwall 4.5m min ground floor Retail Commercial or Residential Uses at Grade
min. 3.0m Setback North Queen Street min. 3.0m (26m Right-of-Way) Setback
North Queen Street: Mid Rise Building and Tall Building Base Guidelines
42 / Sherway Area Study / Urban Design and Streetscape Guidelines 20.0m (approx. 6 storeys) Maximum Mid--Rise Building Height
3.0m stepback 16.0m (4-5 storeys) 45° Maximum Streetwall Height 10.5m (approx. 3 storeys) Minimum Building Height
4.5m min ground floor Retail Commercial or Residential Uses at Grade, where applicable
3.0m 16.5 - 20.0m 3.0m Setback R.O.W Setback
Neighbourhood Streets: Guidelines for Residential and Mixed Use Buildings
Tall Buildings where permitted (subject to 23.0m (approx. 7 storeys) Tall Building Maximum Mid-Rise Building Height Design Guidelines) 4.5m stepback
18.5m (approx. 5 storeys) 45° Maximum Mid-Rise streetwall + 3.0m Tall Building Base stepback
10.5 (approx. 3 storeys) Minimum streetwall
4.5min ground floor Retail Commercial or Residential Uses at Grade
min. 3.0m Setback Sherway Gardens Road min.3.0m (23m Right-of-Way) Setback Sherway Gardens Road: Mid-Rise Building and Tall Building Base Guidelines
42 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 43 2.7 Grade Related Uses
Street related activities are the key initiators for a dynamic and vibrant streetscape and public realm. A well animated grade-related activities plan for blocks will ensure a successful and safe neighbourhood.
The Official Plan encourages pedestrian-oriented retail R70. Avoid parking at the front of the building. uses at grade along Avenues. The Study Area currently R71. Retail oriented at grade uses are recommended lacks a pedestrian-oriented retail character and includes at key locations. These include: The Queensway an existing regional shopping centre, which may and North Queen Street and The West Mall. generate competition and challenge the health of any retail along The Queensway or North Queen Street, if R72. As recommended in the Mid-Rise Guidelines, not considered carefully. Additionally, The Queensway at grade retail within Avenues will be used to: Enhance community amenity, Support has a unique situation where the south side of the street pedestrian amenity, comfort, and safety; is abutting the Hydro easement and does not allow for Maintain and improve the health and vibrancy pedestrian-oriented retail directly adjacent to the Right of the shopping area; Provide adequate of-Way. and appropriate retail services for the local neighbourhood; Provide space for new Guidelines and Standards businesses and; Support adjacent transit.
R67. Ground floor animation uses, such as retail and R73. Potential Community Space and Services is service uses, studios, office entrances, and to be allocated adjacent to the neighbourhood lobbies of residential buildings, will be provided parks. with sufficient ground floor height (min. 4.5 R74. Grade related uses are to be considered in metres) to accommodate commercial uses relation to the mobility network in order to along major public roads. ensure accessibility. R68. Pedestrian related uses are encouraged along R75. Weather protection to be incorporated and all street fronts to ensure streetscape animation articulated for access points into ground floor and allow ‘eyes on the street’. This focuses uses for pedestrian comfort and wayfinding. on encouraging ample pedestrian movement opportunities along the street fronts by providing varying uses and points of interest. R69. The base of new buildings will be set back relative to the type of street they front on to allow for engagement with the public realm as per the Section 2.8 Setbacks on page 46 of this document.
44 / Sherway Area Study / Urban Design and Streetscape Guidelines Grade-related Uses
Retail at Grade: Mandatory
Retail or Pedestrian Related At Grade
Use Encouraged Highway 427
Residential Grade related Frontage
Institutional or Office Grade Frontage
North Queen Street
North Queen Street
Boncer Drive
Nova Road
The Queensway
North Queen Street Extension
Etobicoke Creek
Sherway The West Mall Gardens
Sherway Gardens Road
Queen Elizabeth Highway
Evans Avenue
Grade Related Uses
44 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 45 2.8 Setbacks
While setbacks are not always required along Avenues, they assist in improving the civic and pedestrian experience (Official Plan 3.1.1 (5-6)). As such, setbacks along the Main Streets and along Open Spaces will reinforce the Transportation Master Plan goals, enhance retail uses and encourage pedestrian and cycling activities.
Setbacks can enhance the public realm experience or R80. A minimum 3.0 metre setback is required for all buffer ground level uses from the street. The use of larger blocks along Avenues. consistent setbacks along the major streets increases R81. A 5.0 metre setback is required along the North the perceived public realm and creates a sense of place Side of The Queensway to encourage retail uses when well utilized and designed. Shallower setbacks and pedestrian activity. allow sufficient space for buffering and programming, but are proportional to the smaller right-of-ways and R82. Development along the Enbridge Easement will require a setback that varies between shallower lots. 8.0 and 12.0 metres along the south side of The Queensway. Approximate location of the Guidelines and Standards underground corridor is indicated in the below diagram and further details should be obtained R76. A minimum 14.0 metre setback is required by from Enbridge. An additional 3.0 metre setback the Ministry of Transportation for all blocks is required on the south edge of the The adjacent to the highways and off-ramps. Queensway south of the Enbridge Easement to R77. A 30.0 metres setback is required from the CP allow for tree planting. All built form along the Rail Corridor. south side of The Queensway will be reviewed R78. A minimum 5.0 metre building setback is in the Comprehensive Precinct Plan to ensure a required for all blocks adjacent to parks or open cohesive streetwall is maintained. spaces. R83. All development will consider the underground R79. A 3.0 metre setback is required along utilities and require the review and approval of neighbourhood streets. the appropriate agencies.
The Queensway
The West Mall
Enbridge Easement along The Queensway
46 / Sherway Area Study / Urban Design and Streetscape Guidelines Setbacks
30m: CP Rail Corridor Setback
14m: MTO Setback
No setback required Highway 427
3.0m Setback
5.0: Setback
Enbridge Easement Location: Setback varies between 8.0-12.0m
North Queen Street
North Queen Street
Boncer Drive
Nova Road
The Queensway
North Queen Street Extension
Etobicoke Creek
Sherway The West Mall Gardens
Sherway Gardens Road
Queen Elizabeth Highway
Evans Avenue
IMAGE
Setbacks
46 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 47 2.9 View Corridors and Vistas
View corridors and vistas play an important role in creating a distinct identity for the Sherway Area and assist with orientation and placemaking.
Guidelines & Standards R86. Public and private open spaces will adhere to the City’s Wayfinding Standards established in R84. Tall Buildings will be located to act as the City of Toronto Parks Plan 2013-2017 and landmarks or visual points of interest at key any subsequent follow-up documents. nodes, as defined by the Structure Plan. R87. Landscape Gateways will be located at The However, appropriate heights for individual Queensway and Highway 427 access ramp, applications will be determined subject to The QEW and Evans Avenue access ramp planning and engineering assessments by the and the intersection of The West Mall and The City. Queensway. R85. Public art is encouraged as a way-finding tool, R88. View corridors will employ wayfinding tools specifically at gateways and points of interest. and establish destination points to orient users within the Study Area.
Opportunities to improve the Landscape Gateway character of Example of a Landscape gateway in The West Capitol Avenue The Queensway is encouraged. This view from Highway 427 streetscape in West Sacramento, California (c. MIG, Inc.) illustrates the grey, hard entrance to the Sherway Area where generous planting and green setback to new development would help to improve the sense of arrival.( c. Gladki)
‘Double Take’ in front of X2 Condos (left) and ‘Double Vision’ in The Gateway to Milwaukee along W. Layton and S. 5th Street, front of X (right) Public Art, (c. Jack Landau Urban Toronto). Milwaukee, WI, USA (c. The Gatway to Milwaukee.com)
48 / Sherway Area Study / Urban Design and Streetscape Guidelines View Corridors and Vistas
Visual Point of Interest
View Corridor
Highway 427 Vista
Study Area Boundary
North Queen Street
North Queen Street
Boncer Dr.
Nova Road
IMAGE The Queensway North Queen Street Ex
The West Mall
Sherway Gardens Road
Queen Elizabeth Highway
Evans Avenue
View Corridors and Vistas
48 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 49 2.10 Mobility Network
A series of Mobility Strategies (Vehicular, Transit, Bicycle, Pedestrian) are proposed to improve movement through the Study Area. The purpose of these strategies is to introduce facilities that shift dependence away from the automobile and to encourage active modes of transportation.
As the Sherway Area redevelops and intensifies, it is Guidelines and Standards important to support active means of moving around, especially for the local neighbourhood trips that are R89. Implement the new local street network as easily done by bike or on foot. This in turn will help to presented in these guidelines. alleviate vehicle congestion and improve and support R90. Implement the streetscape improvements transit operations at the same time. To encourage recommended in the following section, with walking and biking, the public realm must include safe broad pedestrian sidewalks on every existing and inviting facilities and a completed sidewalk network. and new street. Additionally, a comprehensive cycling infrastructure is R91. Introduce additional signalized pedestrian needed in the Area. crossings at intersections to improve pedestrian movement and enhance safety. Pedestrian R92. Pedestrian clearway widths along streets will be Improvements to the streetscape will help develop an a minimum of 2.1 metres. inviting space for pedestrians. Encouraging walking as a R93. Provide clear signage for connections with sustainable, vital mode of transportation as proposed in adjacent trail systems within and adjacent to the the City of Toronto Pedestrian Charter (2002) will provide site. a safe and attractive environment on the street that will R94. Multi-Use trails proposed within the hydro complement mixed use development and increase retail corridors will adhere to the Multi-Use Trail activity. High density mixed use development will help Design Guidelines. improve the walking mode share, and reduce auto trips.
Development of a fine-grain local street network grid will also promote walking and help realize health benefits by improving pedestrian access between buildings and blocks. In addition, improved sidewalks and new signalized intersections will enhance safety and promote walking connections between the large redevelopment areas to the north of The Queensway to Sherway Gardens, new development along The West Mall, and Etobicoke Creek.
50 / Sherway Area Study / Urban Design and Streetscape Guidelines Pedestrian Network
Existing Pedestrian Route
Proposed Pedestrian Route
Highway 427 Existing Pedestrian Crossings
Proposed Signalized Intersection
Trails
Study Boundary
New Road E North Queen Street
North Queen Street
Boncer Dr. New Road C
New Road A
New Road D
The Queensway
North Queen Street Ex
The West Mall
New Road F Sherway Gardens Road
Queen Elizabeth Highway
New Road G
Evans Avenue
Pedestrian Network
50 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 51 Cycling Guidelines and Standards Improvements to the cycling infrastructure will R95. Implement the cycling infrastructure promote recreational cycling and bicycle commuting. improvements recommended in the following Implementation of cycling routes recommended in the Streetscape Guidelines section, including City of Toronto Bike Plan (2001 and 2016 Update) and bike lanes on North Queen Street, North Queen the Transportation Master Plan in support of the Sherway Street Extension, The West Mall and Evans Planning Report will help improve cycling mode share by Avenue, a protected facility on The Queensway providing a safer environment as shorter trips in the local (either on one side or on each side of the street), area are increasingly made using bicycles. safe and convenient bike supportive design on other existing and new neighbourhood streets, On-street cycle lanes are recommended for North Queen off-road trails in the hydro corridors, and Street, The West Mall and Evans Avenue. Fully protected connections to the Etobicoke Creek trail system. facilities are recommended for The Queensway. Off- R96. City of Toronto On-Street Bikeway Design street trails are recommended in the hydro corridors and Guidelines (2016) and MTO Book 18 Cycling Etobicoke Creek system. Extension of The Queensway Facilities will inform the ultimate selection and cycling facilities east of North Queen Street will require design of on-street cycling facilities. further study to assess their potential and the most suitable facility. R97. Introduce bike parking facilities on all public streets to encourage local cycling activity and to service local facilities. Intersections where cycling facilities intersect require careful detailing to ensure safety and predictable R98. Encourage at-grade sheltered bike parking as movment. Examples could include signal priority or part of every new development. crossings separated from pedestrian crossings.
52 / Sherway Area Study / Urban Design and Streetscape Guidelines Bicycle Network
On-street proposed
Off-street
Brown’s Line (proposed)
Cycle intersection
North Queen Street
North Queen Street
The Queensway
Etobicoke Creek
The West Mall
Brown’s Line
Queen Elizabeth Highway
Evans Avenue
Cycling Network
52 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 53 Transit Guidelines and Standards Transit is an essential component to create a walkable, R99. Implement the transit service improvements sustainable community. A more walkable Sherway Area recommended in the Transportation Master will in turn support transit. Transit service frequency and Plan. the number of routes will improve with redevelopment and intensification. A more formal transit hub at The R100. Improve access and, where possible, service to Queensway and The West Mall will provide convenient the existing subway stations and regional transit and improved access to a greater number of existing stations from the Sherway Area. and future destinations and serve a larger population of R101. Introduce shuttle services to nearby transit hubs potential customers. The transit hub is located on the as part of development approvals. approved location for the future potential extension of R102. Introduce new street furniture and amenities at the Bloor subway. Transit signal priority on key routes all transit stops in the Sherway Area to support and improving connections to other parts of the greater the current and growing ridership. transit network (for example GO and TTC Subway) would lead to greater transit use. R103. Creating a new transit terminal at the proposed future subway station site location. R104. Investigation into transit signal priority for key routes, particularly The Queensway as well as improved signal coordination.
54 / Sherway Area Study / Urban Design and Streetscape Guidelines Transit Strategy
Signalized Intersection
TTC Bus route 123
Highway 427 Proposed Extension of TTC Bus route 123
TTC Bus route 80
TTC Bus route 15
MiWay Bus route 4
GO Transit Milton Line (no local stop) 123 Bus stop A,C
Stop for two bus routes 123 B
15 Bus route marker
Study Boundary North Queen Street
North Queen Street
Boncer Drive
123 A,C
Nova Road 80
The Queensway
North Queen Street Extension
Etobicoke Sherway Creek Transit Hub
Sherway The West Mall Gardens
4
Sherway Gardens Road
Queen Elizabeth15 Highway
Evans Avenue
Transit Network
54 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 55 Vehicular Guidelines and Standards Improvements to the local street network are R105. Implement the new local or neighbourhood recommended. The development of a fine grain internal streets, as discussed in the previous sections. street network within the larger blocks will redistribute vehicle trips, improve movement through the Sherway R106. Implement the operational improvements Area, and reduce reliance on congested streets for recommended in the Transportation Master local travel, especially North Queen Street and The Plan. Queensway. Operational improvements throughout the R107. Study the potential for further alignment of other Sherway Area will help intersection performance, but not east-west streets in the Study Area to improve at the expense of reducing safety for pedestrians and mobility. cyclists. The extension of existing streets such as Nova Road and Boncer Drive will provide additional links to the street network. The addition of the North Queen Street Extension will provide another major route to divert a number of trips away from The Queenway and North Queen junction. Smaller links throughout the network will further improve vehicle access and circulation.
56 / Sherway Area Study / Urban Design and Streetscape Guidelines Street Network
The Queensway (36m ROW)
Main Streets (26-27m ROW)
Local/Neighbourhood Streets (20m ROW) Highway 427
New Local / Neighbourhood Street: Flexible Location (20m ROW)
Realigned Street
Study Boundary
North Queen Street
North Queen Street
New Road E
New Road A
Boncer Dr. New Road C
Nova Road
New Road D
The Queensway
North Queen Street Ex
Sherway The West Mall Gardens
New Road F Sherway Gardens Road
Queen Elizabeth Highway
New Road G
Evans Avenue
Vehicular Network
56 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 57 2.11 Parking, Access & Servicing
Accessing properties from side streets or rear lanes minimizes interruptions of the pedestrian environment. This can also be enhanced by locating parking and service areas within block interiors and integrating vehicular entrances with the design of the building street walls. This enhances the quality of the pedestrian environment, without compromising the practical servicing and parking access required.
Guidelines and Standards R113. Encourage below grade parking with each mixed-use and residential redevelopment. R108. Design buildings to address all of the Main R114. Discourage above grade parking structures with Streets and any street with an anticipated frontage along high intensity pedestrian routes. high intensity of pedestrian movement at main If above grade parking structures are located building facades. Provide materials handling along a street, design buildings to contribute to access from either a rear lane or a side street. the overall sense of place. Provide continuous Locate grade level entrances at key locations street frontages and active grade related uses. along sidewalks. Coordinate internal pedestrian circulation to best serve existing and anticipated R115. Where possible, site parking structures to desire lines, for example to transit stops and improve connections between buildings. If crosswalks. parking structures are connected to buildings, provide sheltered walkways either above or R109. Vehicle access into blocks will not interrupt below grade. At grade pedestrian links are the pedestrian movement sidewalk along the discouraged. following street frontages: The Queensway, North Queen Street, Nova Road and The West R116. Encourage vehicular entrances designed as Mall, where possible. portals or archways which do not unduly break up the continuity of the street wall. R110. Consolidate vehicular entrances to serve multiple buildings. Within each block, minimize R117. Where parking access and service areas are the number of interruptions in the street wall and located in courtyards, design the buildings and to reduce the number of potential conflicts with landscapes to minimize the visual and noise pedestrians and cyclists. impacts on the quality of the outdoor space. R111. On-street parking is generally allowed within the R118. Refer to the Design Guidelines for ‘Greening’ local road network subject to policy restrictions Surface Parking lots by the City of Toronto for (i.e. times of day, length of stay, transit surface parking spaces, where applicable. operations). This will reduce vehicle speed and create additional convenience parking. R112. Front yard parking is not permitted on any streets in the Sherway Area.
58 / Sherway Area Study / Urban Design and Streetscape Guidelines Parking, Access & Servicing
Built form edge
Potential Service Access Point Highway 427
Potential Parking Area
North Queen Street
North Queen Street
Boncer Drive
Nova Road
The Queensway
North Queen Street Extension
Etobicoke Creek
Sherway The West Mall Gardens
Sherway Gardens Road
Queen Elizabeth Highway
Evans Avenue
Parking, Access & Servicing
58 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 59 2.12 Sustainability
Opportunities identified for sustainability include environmental, economic and social best practises to ensure the healthy evolution of the Study Area. A sustainable public realm approach is part of the long-term viability of Sherway Area.
In the long term, issues such as water quality, energy R126. Use natural resources in a practical and discrete conservation and use of sustainable materials cannot manner use locally produced materials where be ignored. The current street network and extensive possible. surface parking areas are entirely served by conventional R127. Reuse and maintain as much of the existing storm water drainage systems that are neither efficient streetscape as possible, such as the curbs and nor sustainable. below grade infrastructure. R128. Apply the standards for planting and The appropriate management of the adjacent natural management of street trees in hard surface heritage areas presents an excellent early opportunity boulevards as adopted by the City of Toronto to demonstrate such a commitment to sustainable Tree Planting Solutions Project (2011). practises. R129. Encourage planting of native species especially Guidelines and Standards in proximity to the natural heritage areas, to minimize irrigation water use and to discourage R119. Mixed-use community structures will be invasive or aggressive competition. combined, where applicable, for a compact R130. All new lighting is to be energy efficient and integration of servicing and economically viable ‘night sky’ compliant, with the opportunity to development. adapt to LED fixtures once the technology has R120. Impact to natural features and cultural heritage advanced sufficiently and is accepted by the landscapes will be minimized and the protection City of Toronto and Toronto Hydro. of adjacent natural features to the Study Area R131. All new projects will comply with the most will be ensured. recent City of Toronto Green Initiatives, such R121. Support alternative modes of transportation as the Toronto Green Standards and Design such as transit, cycling, and walking. Guidelines for Greening Surface Parking Lots. R122. Concentrate land uses, new development, R132. Multi-modal transportation and connection activities and functions to encourage walking. systems will be employed to ensure complete streets. R123. Encourage walking by making the pedestrian environment comfortable and safe. R133. Environmentally conscious materials and stormwater management best practices will be R124. Connect complementary and seamless employed throughout the available open space networks for pedestrians, cyclists, and transit. network. In planning new construction, balance overall life cycle cost of materials, maintenance and R134. Refer to the City’s Green Streets Technical replacement with initial capital expenditures. Guidelines for sustainable street infrastructure and systems. R125. Adopt Low Impact Development (LID) standards for streets and surface parking lots, such as bioswales, rain gardens, infiltration galleries, and cisterns.
60 / Sherway Area Study / Urban Design and Streetscape Guidelines 2.13 Comprehensive Precinct Development
The configuration of each comprehensive precinct and adjacent blocks should allow for phased development.
The overall build out of the entire Study Area—for the these guidelines such as the proposed street and block most part consisting of large blocks in multiple and network and proposed parks and open spaces. A consolidated ownership—may take many years to phasing plan can also help to define interim strategies complete. As stated in the overall Planning Study Report, that will lead to cost effective and successful following Comprehensive Precinct Plans are recommended for phases. An example of the phasing of a large block, such each of the larger blocks. Preparing these plans prior as Precinct D, can be seen below. to implementation will help to ensure that essential elements are not precluded or challenged over time, and assist with defining priorities and individual phases. Phasing of each precinct should occur in such a way to mindfully consider the impact of each phase on the overall Comprehensive Precinct Plan. The Phasing Plan shall protect the essential elements defined in
Precinct D - Existing Precinct D -Mid-Range Precinct D -Long-Range
60 / Sherway Area Study / Urban Design and Streetscape Guidelines Sherway Area Study / Urban Design and Streetscape Guidelines / 61 2.14 Demonstration Plan
As part of the study process, the Study Team developed a Demonstration Plan to illustrate the potential full build-out, with all sites developed, in compliance with the recommendations in this study.
A Demonstration Plan is one iteration of the guidelines into form. It is presented for illustrative purposes only and it is not the only potential outcome of the recommendations, which give flexibility for a number of different approaches.
Potential demonstration of future built form based on the Urban Design Guidelines
62 / Sherway Area Study / Urban Design and Streetscape Guidelines